Thursday, 12 October 2017

Moving from a 2 bed Warrington Property to a 4 bed will cost you £1,004 pm


Moving to a bigger home is something Warrington people with growing young families aspire to. Many people in two bedroom homes move to a three-bedroom home and some even make the jump to a four-bed home. Bigger homes, especially three-bed Warrington homes are much in demand and it can be a costly move.

If you live in Warrington in a two-bedroom property and wish to move to a four-bedroom house in Warrington, you would need to spend an additional £178,073 (or £723.05 pm in mortgage payments (based on the UK Bank average standard variable rate)). However, going straight to a four bed from a two-bed home is quite rare as most people jump from a two to three-bedroom home, then later in life, from a three to four-bedroom home.

So, after being asked my thoughts on moving home in Warrington by a friend recently, please find my analysis of the local property market and then some thoughts. To start with, let us see what the average property price is for a Warrington property by the number of bedrooms it has.

Average Property Price in Warrington by Bedroom
1 bed
2 bed
3 bed
4 bed
5 bed
£96,348
£131,505
£195,148
£385,902
£550,578


I then decided to calculate what it would cost to make the jump upmarket from one bedroom to two bedrooms, two to three bedrooms etc, etc, both in actual money and in mortgage payments (using the current standard variable rate of UK Banks of 4.74% - so the mortgage cost could be higher or lower depending on the mortgage taken).

Warrington
Price Difference to make the move
Cost per month to move up market (Mortgage)
1 bed to 2 bed
£35,157
 £138.87
2 bed to 3 bed
£63,643
 £251.39
2 bed to 4 bed
£254,397
 £1,004.87
3 bed to 4 bed
£190,754
 £753.48
4 bed to 5 bed
£164,676
 £650.47

There are some interesting jumps in costs when moving upmarket as a Warrington buyer. The cost of moving from one to two beds, and two to three beds is relatively reasonable, whilst the jump from three to four beds in Warrington is quite high and therefore financially prohibitive for most families. This helps provide a partial explanation as to why some four-bed properties are currently taking slightly longer to sell.

As an aside, there is a lesson here for all my blog readers. You can quite clearly see why the larger 4 and 5 bed properties don’t offer the best returns for buy to let. Simply put the monthly finance costs and rents achieved don’t match up so well (i.e. a mortgage for a 4 bed home in Warrington would cost you 97.75% compared to a 3 bed mortgage, but the jump in rent would be a lot less than that). I don’t wish to be dismissive about the solidity of investing in larger properties because it does depend on your circumstances. Four bedroom properties sometimes offer other advantages. Pick up the phone if you want to know what they are in more detail.

A further look at the stock of properties in Warrington is revealing.

Housing Stock in Warrington by Bedrooms
1 bed
2 bed
3 bed
4 bed
5 bed
5.31%
27.89%
38.91%
21.78%
6.11%


The most active purchasers are 20 and 30 something home-owning parents with growing families. Many look to more modern developments for the perfect balance of access to decent primary schools, commutability and lifestyle. For landlords looking to buy within Warrington, they face stiff competition from these 20/30 something families, making the three bedroom Warrington home massively in demand, often attracting spirited offers and selling within weeks of listing. This mix of homebuyers and landlords is a pressure point in the Warrington property market.  Again, if you are a landlord, call me and I will show you areas with decent returns where you aren’t in so much competition with young Warrington family homebuyers.

Yet, the cost of an additional bedroom can be too much for some Warrington buyers. It is quite challenging moving home the first time, but to then find you are priced out on the next move up the ladder can be quite disconcerting, with families often having to move to a different part of town to get the bigger home they need.

Nevertheless, that’s the position many homeowners find themselves in with the cost of the additional bedroom being too much to bear. To those buying their home for the first time, all I suggest is they not only consider the mortgage payments and other costs of their first home, but also do their homework into their next rung up the Warrington property ladder. Thinking about it now will keep you ahead of the game in the future; as your number of bedrooms, family property needs and lifestyle wants change.


..and Warrington landlords – well these changes in the way people live also mean there are opportunities to be had in the Warrington rental market. Many Warrington landlords are starting to pick my brain on this, so if you don’t want to miss out – drop me a line.

You can always keep an eye on my blog for any properties I feel will make a good buy to let opportunity, or if you are after a second opinion then email me on manoj@hamletwarrington.co.uk or call on 01925 235338. If you are in the area, feel free to pop into the office – we are based on 6 Bankside, Crosfield St, WA1 1UP. There is plenty of free parking and the kettle is always on.

Don't forget to visit the links below to view back dated deals and Warrington Property News.